I don't want to sign an exclusive contract with an agent.

I have a question in regards to HML and utilizing it to get a triplex under contract using a "cash offer" as the owner is looking for a strong cash offer. 

Depending on the management company or contracted broker, they MIGHT throw a dehumidifier down there and never empty the tank. 

If you are talking about the condition inside, your contract should allow an inspection OR you offer a rock bottom price. regarding the tenants you are required to honor any lease that is in place.

I estimate the repairs on my own or based on my acquisitions manager's estimate, but after contracting have GC bid every property prior to close just to make sure we didn't overlook anything. 

The other thing to think about is dual agency issues if you have your agent write the contract, since the agent won't be able to be a fiduciary to both sides.  

Looks like a sweet deal, but don't forget to pay yourself for contracting work done when you crunch these numbers.        

Perhaps should i sign the contract and send it to the seller lawyer?

And full disclosure, I'm in contract for a small commercial multifamily property that is probably considered a mediocre deal by many, but one that I have confidence (for what that's worth) won't lose money, with the intent of using it as a learning platform and equity tap for better performing acquisitions.

She's an adult who signed a contract and, presumably, knows how to use the internet.